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Zoning Ordinance Amendment No. 2011-02 Variance No. 2011-03 March 28, 2011 Page 5 (ITE) parking generation factors as well reviewing the parking demand of similar health clubs. Based on this analysis, a peak parking demand of 608 spaces during the weekday peak hour of 6:00 p.m. to 7:00 p.m. and 579 spaces during the weekend peak hour from 5:00 p.m. to 6:00 p.m. is anticipated. Both of these peak demands will be less than the 655 spaces available on the site (Exhibit 7). In analyzing the variance request staff believes that the following findings of fact warrant approval of the variance. The project site has a special circumstance related to its location and surroundings. The proposed use will be located within a built out development site on East Seventeenth Street that is surrounded by commercial and residential uses. Due to its location, there is no feasible option for providing additional parking for the health club. The number of on-site parking spaces will be sufficient as identified in the Parking Analysis for the project, which has determined that a surplus of parking spaces will be provided for the project during times of peak demand. As a result, the parking variance will allow the applicant the ability to use the property in a manner that is consistent with similar surrounding commercial uses. The granting of the variance is necessary for the preservation and enjoyment of substantial property rights. The granting of the parking variance will preserve the property owner's ability to lease the building to a use that will identify the site as an economically viable development. Policy 2.2 of the Land Use element supports commercial uses that accommodate the City's needs for goods and services. The granting of the variance will not be detrimental to the public or surrounding properties. As demonstrated in the parking analysis for the project, the site will have sufficient parking to accommodate the various uses during the peak parking hours. Therefore, the reduction in parking will not be detrimental to the surrounding community as it will not result in parking impacts affecting adjacent commercial or residential neighborhoods. Further, the site is in compliance with all other development standards applicable to the property. Finally, the project will not adversely affect the general plan as the proposed health club use is consistent with Goals 1 and 2 of the Land Use Element of the General Plan. These goals encourage uses such as Gold's Gym that promote a balance of land uses to address basic community needs and which enhance the City's economic and fiscal viability. Public Notification The project site is located within the Meredith Parkwood Neighborhood Association. Staff and the project applicant have attended two Meredith Parkwood/Portola Park Neighborhood Association meetings to discuss the project. In December 2010, representatives from Gold's Gym and the property owner made a formal presentation to the association. Further, on March 17, 2011 staff provided the neighborhood association with an update on the project. 75A-7